7 Flower City Park · Rochester, NY 14615

$194,900

3 bd · 1.5 ba · 2,320 sqft · SingleFamily public records · 6 Days on market

Built 1917 8,011 sqft lot $84/sqft · 21% below area Est $246k · 21% under

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +12.8/30.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This elegant former Kodak Executive Mansion could be yours today. You will absolutely fall in love with this home on your first visti there. Natural woodwork, gleaming inlaid hardwood floors, stained glass windows & French doors throughout. Spectacular two story open stair case. Get ready to move in today !

Key facts

• 8,011 sq ft lot
• 2 garage spots
• Built 1917

Property features AI

Finance

• HOA & community: Trails/paths nearby

Exterior

• Parking: Detached 2-car garage; Circular driveway
• Utilities: Public water connected; Sewer connected; Electric service (standard)
• Home design: Two-story residence; Vinyl siding; Existing (previously built) property
• Construction: Block foundation
• Exterior features: Blacktop driveway; Near public transit; Rectangular residential lot; City street frontage; Lot dimensions approximately 60 x 133

Interior

• Kitchen: Gas oven; Gas range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Total of 8 rooms (includes bedrooms and living spaces); Laundry on main level
• Flooring: Hardwood; Ceramic tile; Tile; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas heating with forced air; Central air conditioning; Gas water heater
• Interior features: Separate/formal dining room; Full basement
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-19 ($-223/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (19.5% below list).
• Recommended offer: $157k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 9.3% in Rochester — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 76/100 on livability (#222 in NY, #3,482 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, employment F.
• Rochester City School District (urban): math 21% / reading 26% proficiency, ranked #589 of 590 in NY (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Joseph C Wilson Foundation Academy (math 8% / reading 17%, grade F, #2,049 of 2,108 statewide, top 98%, 404 students, 91% FRL); East Lower School (math 2% / reading 22%, grade F, #715 of 729 statewide, top 98%, 304 students, 86% FRL); Edison Career And Technology High School (math 44% / reading 50%, grade D-, #1,007 of 1,100 statewide, top 93%, 1,233 students, 91% FRL).
• Market conditions: 75 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 37% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Monroe County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $108k; list at $195k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $156,953 (19.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.81% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.41%
• DSCR: 0.98
• GRM: 10.3

CMA / ARV

• ARV (median comp): $246,346
• List price: $194,900
• Delta: -20.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
142 Flower City Park	0.20mi	4/1.5 (+1)	2,176 (-6%)	16mo	$177,987	$82	62
49 Albemarle St	0.49mi	4/1.5 (+1)	2,121 (-9%)	0mo	$240,000	$113	57
412 Raines Park	0.45mi	4/2.0 (+1)	2,172 (-6%)	8mo	$240,000	$110	55
388 Raines Park	0.45mi	4/1.5 (+1)	2,249 (-3%)	20mo	$195,000	$87	52
393 Raines Park	0.49mi	4/1.5 (+1)	2,288 (-1%)	23mo	$200,000	$87	51
66 Requa St	0.44mi	3/2.0	2,004 (-14%)	8mo	$185,000	$92	48
397 Raines Park	0.49mi	3/2.0	2,084 (-10%)	13mo	$175,000	$84	48
256 Seneca Pkwy	0.55mi	4/1.5 (+1)	2,605 (+12%)	2mo	$278,000	$107	47
24 Barry Rd	0.69mi	4/2.0 (+1)	2,210 (-5%)	13mo	$335,000	$152	42
168 Augustine St	0.70mi	4/2.0 (+1)	1,990 (-14%)	23mo	$165,000	$83	18

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.40×
• Total profit: $-32,794
• Equity at exit: $29,060

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-30,202
• Equity at exit: $16,851

Cash invested: $54,572 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 14615

• Home prices YoY: -11.7%
• Active inventory: 75
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,570 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$155 /mo · $1,862/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $-19

Break-even live

Break-even rent $1,593

Max offer price $191,624

Occupancy floor 96%

Sensitivity live

Price	-10% $92	-5% $37	+0% $-19	+5% $-74	+10% $-129
Rent	-10% $-143	-5% $-81	+0% $-19	+5% $43	+10% $105
Rate	-1.0pp $80	-0.5pp $31	base $-19	+0.5pp $-69	+1.0pp $-120

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
235 Flower City Park Rochester, NY	3.0	1.0	2000	$1,360	$0.68	45d	1	0.31mi
1108 Lake Ave Rochester, NY	2.0	1.0	2574	$1,600	$0.62	45d	1	0.56mi
98 Pierpont St Rochester, NY	3.0	1.0	1973	$1,295	$0.66	45d	1	1.00mi
768 Flower City Park Rochester, NY	3.0	1.0	1995	$1,995	$1.00	12d	1	1.07mi
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	4d	1	1.34mi

Listing history 16 events

1. 2026-05-12
   status Pending 2228-char remark
2. 2026-05-06
   listed $194,900 Active 2228-char remark
3. 2016-04-25
   historical 314-char remark

   Show marketing remark (314 chars)

   This elegant former Kodak Executive Mansion could be yours today. You will absolutely fall in love with this home on your first visti there. Natural woodwork, gleaming inlaid hardwood floors, stained glass windows & French doors throughout. Spectacular two story open stair case. Get ready to move in today !

4. 2016-04-19
   soldstatus $108,000 314-char remark

   Show marketing remark (314 chars)

   This elegant former Kodak Executive Mansion could be yours today. You will absolutely fall in love with this home on your first visti there. Natural woodwork, gleaming inlaid hardwood floors, stained glass windows & French doors throughout. Spectacular two story open stair case. Get ready to move in today !

5. 2016-04-19
   soldstatus $108,000

   Show marketing remark (314 chars)

   This elegant former Kodak Executive Mansion could be yours today. You will absolutely fall in love with this home on your first visti there. Natural woodwork, gleaming inlaid hardwood floors, stained glass windows & French doors throughout. Spectacular two story open stair case. Get ready to move in today !

6. 2016-02-03
   listed $104,900 314-char remark

   Show marketing remark (314 chars)

   This elegant former Kodak Executive Mansion could be yours today. You will absolutely fall in love with this home on your first visti there. Natural woodwork, gleaming inlaid hardwood floors, stained glass windows & French doors throughout. Spectacular two story open stair case. Get ready to move in today !

7. 2016-01-18
   historical
8. 2015-09-04
   price $112,500
9. 2015-09-04
   price $99,500
10. 2015-08-14
    price $109,500
11. 2015-08-05
    listed $112,500
12. 2015-05-27
    soldstatus $53,000 Closed Sale or Rented
13. 2015-05-27
    soldstatus $53,000
14. 2014-12-18
    listed $53,000
15. 2005-01-28
    soldstatus $125,500
16. 1995-05-26
    soldstatus $54,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $1,862 · $155/mo
• Projected year-2 tax: $2,578 · $215/mo
• Expected delta: +$716/yr (+$60/mo · 38.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,834
• − Mortgage interest: −$10,917
• − Property taxes: −$1,862
• − Insurance: −$974
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − Depreciation: −$5,670
• Taxable loss: −$3,603
• Est. tax savings @ 24.0%: +$865
• After-tax cash flow: $642/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Rochester City School District
• NCES district ID: 3624750
• Math proficiency: 21% ▬ 0.00%
• Reading proficiency: 26% ▲ 4.00%
• Median HH income: $30,923
• Composite: 18.98/100
• National rank: #8850
• State rank: #589 of 590 in NY

Livability — Rochester

• Score: 76/100
• State rank: #222
• US rank: #3482

Category grades

Amenities B- Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rochester, NY
• County: Monroe County · 674,131 people
• City population: 432,803
• Metro: Rochester, NY
• Population (ZIP): 17,884
• Household income: $51,262
• Rent vs Own: 45.6% rent · 54.4% own
• Severe rent burden: 1245.0

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 759,460 people
• By 2030: 757,154 · -0.3%
• By 2040: 740,644 · -2.5%
• By 2050: 714,443 · -5.9%
• By 2075: 645,883 · -15.0%
• By 2100: 547,084 · -28.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 45% Black 27% Hispanic / Latino 20% Two or more races 9% Asian 3%
• Hispanic origin (detail): Puerto Rican 16% Cuban 2%
• Common ancestry: Arab 3% Romanian 2% Subsaharan African 2%
• Foreign-born: 10% · Canada, India, Vietnam
• Languages at home: 81% English-only · Spanish 11% Arabic 2% Other Indo-European 2%

Political lean MEDSL · Monroe

• 2024 margin: D (+19.1) · D 59.5% · R 40.5%
• 2008→2024 swing: +1.4pp toward D · 2008: 17.7pp · 2024: 19.1pp
• All cycles: 2024: D+19.1 2020: D+21.0 2016: D+14.1 2012: D+17.4 2008: D+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.81%
• Current HPI: 240.6896
• Rent YoY: —
• Metro: Rochester, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+260.9% since first listed

16 events — show timeline

• 2026-05-12 Pending — UNYREIS
• 2026-05-06 Listed $194,900 UNYREIS
• 2016-04-25 Listing Removed — UNYREIS
• 2016-04-19 Sold (Public Records) $108,000 Public Records
• 2016-04-19 Sold (MLS) $108,000 UNYREIS
• 2016-02-03 Listed $104,900 UNYREIS
• 2016-01-18 Listing Removed — UNYREIS
• 2015-09-04 Price Changed $99,500 WNYREIS
• 2015-09-04 Price Changed $112,500 WNYREIS
• 2015-08-14 Price Changed $109,500 WNYREIS
• 2015-08-05 Listed $112,500 UNYREIS
• 2015-05-27 Sold (Public Records) $53,000 Public Records
• 2015-05-27 Sold (MLS) $53,000 UNYREIS
• 2014-12-18 Listed $53,000 UNYREIS
• 2005-01-28 Sold (Public Records) $125,500 Public Records
• 1995-05-26 Sold (Public Records) $54,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,862 · -4.2% YoY. Source: county tax records.